(A)   Purpose.
      (1)   The purpose of the I-1 District is to accommodate the present foreseeable demand for food-packaging and processing industries in areas close to the resources utilized, where high weight or bulk, low-value, perishable produce must be transported short distances in short time to processing plants.
      (2)   These uses shall be compatible with existing or projected urban development, and shall not require municipal water supply, municipal sewage services, or other municipal services, and shall coordinate site and building design through application of the site design review process.
   (B)   Permitted uses.  In the I-1 District, the following uses shall be permitted subject to the standards and limitations set forth in this section, and pursuant to §§ 154.035 through 154.040 for site design review:
      (1)   All uses permitted in the C-2 District;
      (2)   Fruit, nut or vegetable packing, processing, warehousing or cold storage operations;
      (3)   Winery, including production and wholesale and retail sale of wine;
      (4)   Wholesale nursery;
      (5)   Dwelling for caretaker or watchman in conjunction with a permitted use.  Site design review is not required for the dwelling;
      (6)   Accessory uses;
      (7)   Temporary structures as may be required during construction of an authorized permanent structure.  The temporary structure shall be removed upon final inspection of the permanent structure by the Building Inspector;
      (8)   Community or municipal sewer system;
      (9)   Public facilities;
      (10)   Signs, pursuant to the sign provisions set forth in § 154.166; and
      (11)   Similar uses similar in character, scale and performance, or with similar noise, odor, traffic, air and water quality impacts on neighboring properties.
   (C)   Conditional uses. In the I-1 District, pursuant to the Type B application procedure set forth in § 154.076, and subject to the conditional use review criteria listed in § 154.057, and subject to §§ 154.035 through 154.040 for site design review and any other applicable criteria established by this chapter, the following uses may be allowed conditionally:
      (1)   Livestock packing, processing and warehousing;
      (2)   Utility facility, with the exception of energy generation facilities, subject to §§ 154.035 through 154.040 for site design review; and
      (3)   Similar uses similar in character, scale and performance, or with similar noise, odor, traffic, air and water quality impacts on neighboring properties.
   (D)   Prohibited uses.  Uses of land and water not specifically mentioned in this section, and not allowed as a similar use, are prohibited in the I-1 District.
   (E)   Non-conforming uses.  Non-conforming uses found in the I-1 District are subject to the non-conforming use provisions of § 154.059 as well as to any other applicable provisions of this chapter.
   (F)   Standards and limitations.  In the I-1 District, the following standards and limitations shall apply:
      (1)   Dwelling density.  Not more than 1 dwelling, as allowed for a caretaker or watchman in conjunction with a permitted use, shall be allowed on any parcel.
      (2)   Parcel size and dimension.
         (a)   Minimum parcel size.  The minimum parcel size for any use shall be 2 acres.
         (b)   Depth-to-width ratio.  The maximum depth-to-width ratio for any newly-created parcel shall be 3 to 1.
      (3)   Setbacks.  The minimum setback for all yards shall be 30 feet for all uses, except as follows:
         (a)   The minimum setback shall be 5 feet for all signs.
         (b)   An accessory structure not more than 15 feet in height, at least 60 feet from a road, and at least 15 feet from any dwelling may be located a minimum distance of 15 feet from the property line in a side yard or rear yard.
         (c)   Fences, walls and hedges may be permitted in any required yard or along the edge of any yard, subject to the clear-vision area requirements of division (6) below.
      (4)   Parcel coverage. The maximum parcel coverage shall be appropriate to the use, subject to §§ 154.035 through 154.040 for site design review
      (5)   Access.
         (a)   Before a dwelling may be established on any lot or parcel as provided in this section, the parcel shall have a legal, safe and passable means of access by abutting at least 40 feet either directly upon a public road, or by a private easement which is at least 40 feet in width for its entire length and which also abuts upon a public road for at least 40 feet.
         (b)   Nothing in this section shall be construed to vary or waive the requirements for creation of new access contained in the Subdivision Regulation Chapter legally adopted by Valencia County.
      (6)   Clear-vision areas.
         (a)   A clear-vision area shall be maintained on the corner of any parcel at the intersection of any 2 of the following:  county roads; public roads; private roads serving 4 or more parcels; and railroads.
         (b)   A clear-vision area shall contain no sight-obscuring structures or plantings exceeding 30 inches in height within a triangle formed by the projected intersection of the right-of-way or public road easement lines on the lot corner nearest the intersection, and the 2 points 20 feet from this corner as measured along the parcel lines adjacent to the intersecting rights-of-way.
         (c)   Trees exceeding this height may be located so that their branches extend into this triangle, provided they are maintained to allow at least 12 feet of visual clearance within the triangle below the lowest hanging branches.
      (7)   Height.
         (a)   The maximum building height for any dwelling shall be 45 feet;
         (b)   The maximum building height for all other structures shall be 45 feet; and
         (c)   Appurtenances usually required to be placed above the roof level and not intended for human occupancy such as spires, belfries, cupolas, antennas, water tanks, ventilators, chimneys and wind generators are not subject to the height limitations of this chapter.
      (8)   Off-street parking.  Off-street parking and loading requirements for any use in the I-1 District shall be as provided in §§ 154.035 through 154.040.
      (9)   Landscaping.  Landscaping shall be required in conformance with § 154.167 of this chapter.
(Ord. 2004-05, passed 9-15-2004; Am. Ord. 06, passed 9-15-2004; Am. Ord. 2006-06, passed 6-16-2006)    Penalty, see § 154.999